Please Note: the house is occupied and shown by appointment only. The house and 25 acres does not front on the river and has no direct access to the river. The 120 acre part of the farm has the river frontage. Hicks Landing Road terminates at a private, well cared for, boat landing and is operated by the Hicks family, who also run the nearby country store; either buy a year long pass or pay to launch a boat on a daily basis. The boat landing is easily accessible and is about a mile from the house.

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River Estate of 120 acres featuring a tour de force of outstanding river frontage ranging from high bluffs with panoramic views of river, marshes, and the river valley to low bank river frontage allowing for easy access to the river near historic wharf dating to colonial times.

Above, the hardwoods offer the rare treat to walk thru a forest

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Overlooking the Rappahannock River and looking up the river is a house site in the hardwoods, that backs up to a formidable escarpment and has almost 1,000 acres of open space around it. More details are found in the section on the River, found at the icon at the top of this page.

River frontage of 1,300 feet makes this property outstanding. The land is both level and rolling and features a private stream valley. The hardwood forest is the type of woods it is a pleasure to walk through. There are numerous outstanding house sites to choose from. Please Click on Links, above, for additional photos and information.
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Below is a view from inside a house on a bluff similar to Rock Stop; looking up the river. The views from Rock Stop might be as dramatic or better than this.

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Above, circa 1899, the Motley family owned and lived at Rock Stop Farm

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Above, view of hayfields; about 18 acres are open.

Hyperbole is often tossed about, but Rock Stop is truly unique in terms of its varied topography, hardwood forest, open fields, history, and varied waterfront; all within twenty minutes of a nationally acclaimed historic city of Fredericks burg, regional shopping, and medical complexes (HCA).

The 25 acres is not all flat. Land around the house is level. Balance of the proerpty and most of the 25 acres is shraply rolling; a series of finger plateaus are bordered by steep ravines. Large hardwoods dominate the land. It is a great property to hike, hunt, and enjoy.

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Zoning

The area is zoned RP, Resource Portection, with an overlay zone of Resource Sensitive Area which takes it to one house per 25 acres. There is a loophole for "Family Division" whereby lots can be created as small as one house per 2 acres, subject to terms and conditions. Caroline County Planning and Zoning Office is: 804.633.4303.

Organic

The fields (shown on the sketch) have had no chemicals placed in over five years; no chemical fertilizers or pesticides have been used in well over five years. That is unique and positions the farm for production of true organic products. A USDA soils report can be provided upon request.

The "Big Picture"

Open Space - Buffers and Privacy

Across the river is Cleve Marsh, a huge wetland, which cannot be built upon.

The Haymont development has proffered over 600 acres of open space, which abuts Rock Stop Farm.

Further up river, Senator Mark Warner owns a farm/vineyard.

The Caroline County portion of the valley is designated a "Resource Sensitive Area" and zoned one house per 25 acres (except family subdivisions at two plus acres).

The property is bordered by hundreds of acres and protected forest and across the river by protected marsh.

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Please contact the listing agent if you would like a plat or other information.

What is land use taxation? What are roll-back taxes?

Land Use Value Assessment Program

Rock Stop Farm is in the Land Use Program and will be conveyed as such. Regular Real Estate taxes on the entire farm are under $3,000 per year.

Land may be eligible for special valuation and assessment when it meets the following criteria:

AGRICULTURAL: When devoted to the bona fide production for sale of plants and animals useful to man under uniform standards prescribed by the Commissioner of Agriculture and Consumer Service, or when devoted to and meeting the requirements and qualifications for payments or other compensation pursuant to a soil conservation program under an agreement with an agency of the federal government. Requiring 5 acres minimum in agriculture use.

HORTICULTURAL: When devoted to the bona fide production for sale of fruits of all kinds, including grapes, nuts and berries: vegetables; nursery and floral products under uniform standards prescribed by the Commissioner of Agriculture and Consumer Services, or when devoted to and meeting the requirements and qualifications for payments or other compensation pursuant to soil conservation program under an agreement with an agency of the federal government. Requiring 5 acres minimum.

Forest: When devoted to tree growth in such quantity and so spaced and maintained as to constitute a forest area under standards prescribed by the State Forester. Requiring 20 acres minimum in forest use.

OPEN SPACE:When so used as to be provided or preserved for park or recreational purposes, conservation of land or other natural resources, flood ways, historic or scenic purposes, or assisting in the shaping of the character, direction, and timing of community development or the public interest and consistent with the local-use plan under uniform standards prescribed by the Director of the Department of Conservation and Recreation. Requires 5 acres minimum in Open Space use unless the local ordinance specifies otherwise.

Property owners must submit an application on the basis of a use assessment to the Commissioner of the Revenue at least sixty-days proceeding the tax year for which such taxation is sought.

The applicant must furnish, upon request to the Commissioner of the Revenue, proof of all prerequisites to use valuation and assessment, such as proof of ownership, description, areas, uses, and production.

Whenever land which has qualified for the assessment and taxation according to use has been converted to a non-qualifying use or rezoned to a more intensive use at the request of the owner or his agent, that land is subject to the roll-back tax as provided in section 58.1-3237(D) of the State Code of Virginia.

In the event of a change in use, acreage, or zoning, the property owner must report such change to the Commissioner of the Revenue within six days of said change.

For assistance with the Land Use Program contact:

Irene Gray Phone: 804-633-9834
PO Box 531
Bowling Green, Va. 22427

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Mr. Alex Long, ALC*,              Email: along@ccim.net
Licensed in Virginia
Weichert Realtors     540. 371. 8700
1955 Jefferson Davis Highway, Suite 201; Fredericks burg, VA. 22401
* Accredited Land Consultant; Member, Realtors Land Institute
Licensed in Virginia
  Equal Housing Opportunity

4 Unique and Fleeting Opportunities

River Estate of 120 acres featuring a tour de force of outstanding river frontage ranging from high bluffs with panoramic views of river, marshes, and the river valley to low bank river frontage allowing for easy access to the river near historic wharf dating to colonial times.

The "Big Picture"

Open Space - Buffers and Privacy

_____________________________________ Please contact the listing agent if you would like a plat or other information.

What is land use taxation? What are roll-back taxes? Land Use Value Assessment Program

Rock Stop Farm is in the Land Use Program and will be conveyed as such. Regular Real Estate taxes on the entire farm are under $3,000 per year.

4 Unique and Fleeting
Opportunities

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Please contact the listing agent if you would like a plat or other information.

What is land use taxation? What are roll-back taxes?

Land Use Value Assessment Program